Staff Notes.Revised Town of Queensbury
Zoning Board of Appeals
Community Development Department Staff Notes
Area Variance No. 64-2014
Project Applicant: William Gedney
Project Location: 33 Sullivan Road
Meeting Date: September 11, 2014 REVISED for November 19, 2014
Description of Proposed Project:1
Applicant proposes construction of a 1,080 sq. ft. detached garage with a revised height of 22 feet.
Parcels are in the process of being combined.
Relief Required:I
Parcel will require area variances as follows: Relief is requested for the construction of garage that does
not meet the setback requirements. Section 179-5-020 Accessory structure—garage.
CORNER LOT Front(WR) Rear(WR) west Height(WR)-
Sullivan Place revised
Required 30 ft. 30 ft. 16 ft. max
Proposed 5 ft. 25 ft. 22 ft.
Relief 25 ft. 5 ft. 6 ft. greater
Criteria for considering an Area Variance according to Chapter 267 of Town Law:I
In making a determination, the board shall consider:
1. Whether an undesirable change will be produced in the character of the neighborhood or a
detriment to nearby properties will be created by the granting of this area variance. Minor
impacts to the neighborhood may be anticipated.
2. Whether the benefit sought by the applicant can be achieved by some method, feasible for the
applicant to pursue, other than an area variance. Feasible alternatives may be considered limited
due to the width of the parcel at 60 ft. and the requirements for a corner lot setbacks, as well as height
in the WR zone.
3. Whether the requested area variance is substantial. The relief requested may be considered
substantial relevant to the code.
4. Whether the proposed variance will have an adverse effect or impact on the physical or
environmental conditions in the neighborhood or district. The project may be considered to have
limited or no impact on the environment of the neighborhood.
5. Whether the alleged difficulty was self created. The difficulty may be considered self created.
Parcel History(construction/site plan/variance, etc.):I
BP 88-915: Single Family dwelling
Staff comments:
The applicant proposes to construct a 1,080 sq. ft. detached garage with a revised height of 22 feet. The
structure does not meet the required setbacks for a corner lot and does not meet the height requirement of
the waterfront residential zone. The applicant has indicated that garage will be used for vehicles that
currently stored offsite. The height of the garage is needed as the applicant has indicated for storage of
items not able to store in the home. The applicant has explained work being completed to clean up the
property including working with the neighbor. The plans show the location of the garage, elevation and
information about a shed to be relocated. The survey identifies the required setbacks for the corner lot
where a 30 ft. setback is required for each front and the parcel is only 60 ft. wide.
SEQR Status:
Type II
Zoning Board of Appeals
Community Development Department Staff Notes